HomeMy WebLinkAboutR-5045 Land Use Element amendment to Implement the City's Hillside Planning Program•l
RESOLUTION No. 5045 (1983 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO AMENDING THE LAND USE ELEMENT OF THE GENERAL
PLAN TO IMPLEMENT THE CITY'S HILLSIDE PLANNING PROGRAM
(GP 1033 THROUGH GP 1037)
WHEREAS, In April 1982 the City Council reviewed a report prepared by the
Community Development Department entitled "Hillside Planning Program - Initiation
of General Plan Amendments" which outlined general plan changes for 19 hillside
planning areas; and
WHEREAS, the City Council initiated general plan amendments for six of the
19 hillside areas that it felt warranted priority action and forwarded these
six amendments to the Planning Commission for consideration; ,and.'
WHEREAS, between May and September 1982 the Planning.Commission held six
public hearings to discuss various options for amending the general plan in the
six hillside areas and forwarded suggested changes to the land use element map
and text to the City Council in September 1982; and
WHEREAS, the City Council in November and December of 1982 and in January
1983 considered the Planning Commission's recommendations for amending the general
plan and on January 11, 1983 tentatively resolved amendment actions for each of
the six hillside planning areas;- and
WHEREAS, the City Council has reviewed and considered the environmental
determination made by the Community Development Director for the proposed
general plan amendments as outlined in the March 1982 Hillside Planning Program
Staff Report.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
R 5045
Resolution No. 5045
PAGE 2
(1983 Series)
SECTION 1: The text of the Land Use Element of the San Luis Obispo General
plan is hereby amended as specified on Exhibit "A ", attached and incorporated herein
by reference.
SECTION 2: The map of the Land Use Elemet of the San Luis Obispo General
plan is hereby amended as shown on Exhibit "B ", attached and incorporated herein
by reference.
SECTION 3: The aerial photographs, which show- the precise location of the urban
reserve line and the boundaries of hillside planning areas (attached as Exhibit
"C" and incorporated herein) are hereby included as part of the city's Land Use
Element of the General Plan. These maps shall be used to identify the official
location of the urban reserve in the six affected hillside planning areas and
the,extent of these planning areas.
SECTION 4: Copies of the General :.-Plan Land Use Element, as amended, shall
be made available to the public at the City - County Library on Palm Street and
in the Community Development Department in City Hall, 990 Palm Street.
On motion of Councilman Settle , seconded by Councilwoman_-Dovey ,
and on the following roll call vote:
AYES: Councilmembers Settle, Dovey, Dunin, Griffin and Mayor Billig
NOES: None
ABSENT: None
the foregoing resolution was passed and adopted this 1st. day of February ,
1983.
Resolution No. 5045(03 Series)
APPROVED:
a, Q �M
City Administrative Officer
Paul Lanspery
City Attorney George Thacher
Comm Unity Development Director
Toby Ross
(1, R
Mlyov lkJ C. Billig
EXHIBIT "A"
D. HILLSIDE PLANNING POLICIES AND STANDARDS
1. Statement of Purpose
The City of San Luis Obispo establishes comprehensive standards and
policies for hillside development for the following reasons:
a. To protect and preserve scenic hillside areas and natural features
such as the volcanic Morros, ridge lines, rock outcroppings, and
steep slope areas that function as landscape backdrops for the
community.
b. To set the limits of. commercial and residential development in
hillside areas by establishing a permanent open space green belt at
the edge of the community.
c. To protect the health, safety and welfare of community residents by
directing develoment away from areas with hazards such as
landslides, wildland fires, rapid drainage and erosion.
d. To ensure that the community's general plan specifies the ground
rules for hillside development prior to the submittal of individual
subdivision or construction projects for city consideration.
2. Application
The specific land use and development standards presented in this section
are applicable to the areas identified in the Hillside Planning Program
(see Map W. All specific plans, subdivision maps, annexation
applications or development proposals within these areas must be
consistent with these provisions.
Unless provisions in this section of the Land Use Element address a
specific issue or topic, the policies in other parts of the city's
general plan will continue to apply in each of the hillside planning
areas.
3. General Provisions
The following provisions shall apply to all hillside planning areas
included in this section unless elsewhere exempted or modified:
a. Definition of Hillside: Hillsides are elevated and natural sloping
formations surrounding and bisecting the city. Hillside areas are
difficult to serve with sewer, water, and fire protection; are
subject to landslides, erosion, and rapid run -off; and provide a
scenic backdrop to the community. Hillsides are sensitive areas with
intrinsic environmental and community values which warrant
protection.
b. The Urban Reserve Line: The urban reserve line is the extent of city
utilities and urban development around the city. The precise
location of the urban reserve line for hillside planning areas
described in this section is shown on large scale aerial photographs
on file in the San Luis Obispo Community Development Department.
These photographs are incorporated into this Land Use Element by
reference.
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c. Location of Planning Areas: The location of each hillside planning
area is generally described in this section of the Land Use Element
and mapped on large scale aerial photographs on file in the Community
Development Department and incorporated into this Land Use Element by
reference.
d. Location of Building Sites: All building sites must be located
totally within the urban reserve line. Lot lines for individual
parcels may cross the urban reserve line to meet dimension and area
requirements of the city's subdivision regulations.
The Community Development Director may grant minor variations to this
provision based on more precise analysis of the area's topography
when a subdivision map or precise development plan is submitted to
the city.
e. Sensitive Sites: When this section designates all or a portion of a
planning area as a "sensitive site" as defined by the city's
Architectural Review Commission Guidelines and Municipal Code Section
95002.E., the plans for development shall require the approval of the
Architectural Review Commission.
Housing plans shall be reviewed according to the following criteria:
(1) Houses should be built in stepped levels to conform to the slope
of the hill and keep a low profile. The use of prominent stem
walls and foundation piers should be avoided.
(2) Grading on individual lots should be minimized. Houses should
generally be built close to the street. The grading of visible
driveways should be minimized.
(3) Landscaping which is visually compatible with the existing
hillside vegetation should be used to screen building foundations
and provide a landscaped transition between housing areas and
adjacent open space.
(4) The color and texture of building materials should blend as much
as possible with the natural landscape and avoid the creation of
high- contrast situations.
f. Open Space Programs: Prior to or concurrent with any further
subdivision or development of commonly held land inside the urban
reserve, the city will require that land beyond the urban reserve be
secured as permanent open space. The city will consider a wide range
of mechanisms for establishing permanent open areas including, but
not limited to:
(1) Scenic or open space easements
(2) Parkland dedications
(3) Dedications with the possibility for tax relief
(4) Land trades
(5) Contribution of land or bargain sale
(6) Enforceable restrictions
(7) City purchase
(8) Land trusts
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g. Density Transfer - Development Transfer Programs
The density of residential development permitted by the city's C /OS
(Conservation /Open Space) zoning of land beyond the urban reserve
shall, at the property owner's discretion:
(1) Be transferred to commonly -held adjoining land within the urban
reserve; or
(2) Be transferred to other residentially zoned land within the City
of San Luis Obispo.
24
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4. Specific Planning Area Provisions
The following provisions shall apply to individual hillside planning
areas as noted:
a. The Luneta Drive Area: Includes land south and west of Luneta and
Hermosa D=ives and west of Mission Lane at the fringe of the city:
Sensitive Sites: Residentially designated areas within the
urban reserve line shall be considered sensitive sites which
require approval by the Architectural Review Commission of all
new housing or major additions.
b. The High School - Hospital Area: Includes vacant land along the
western slopes of the Santa Lucia Foothills, generally south of Alta
Street, east of the High School, Woodland Drive and the County General
Hospital.
Specific Plan Required: Prior to any further subdivision or
development, a specific plan shall be prepared (pursuant to
Sections 65450 through 65507 of the California Government Code)
for portions of the planning area shown on Map #2. The specific
plan shall present the following information:
(1) Land Use: Consistent with the general plan Land Use Element
map and provisions of this section of the element's text.
(2) Circulation: The location and general design of all public
and private streets. Improvements to existing streets and
off -site facilities shall also be identified and described.
(3) Water and Sewer Systems: The location of water and sewer
mains, pump stations, water storage tanks and access roads
needed to serve the area. Improvements to existing off -site
mains which are needed to provide standard service to the
area shall also be identified and described.
(4) Parcelization: The design and location of all new parcels
within the area. The plan must also identify proposed
changes to existing lots of record (such as lot
combinations).
(5) Building Sites: The location of residential - building sites
on lots which adjoin or cross the urban reserve line.
(6) Open Space Easements and Dedications: The location and
status of all open space areas within or outside the urban
reserve line.
(7) Density Transfer - Development Transfer Programs: A
description of how and where density /development transfer
programs (consistent with provisions of this section) will
be applied within the specific planning area.
25
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(8) Drainage and Flood Control: The location of creek easements
needed to provide adequate flood protection and preserve
existing vegetation.
(9) Phasing: A strategy for phasing the future subdivision and
development of the area and the installation of public
improvements.
(10) Other Information: As determined necessary by the Community
Development Director or Planning Commission.
c. The Goldtree Area: Includes land outside the city limits and east of
the County General Hospital.
(1) Minor Expansion Area and Development. Land designated as
"interim conservation open space" within the urban reserve,
outside the city limits and east of Alrita Street is
considered a minor expansion area. The following provisions
shall apply to the annexation, subdivision, resubdivision or
further development of this area.
Ultimate Land Use: Single - family houses. (Until the area is
annexed, it shall remain as open space and used for
non - cultivated agricultural activities such as grazing.)
The ultimate density of housing within vacant portions of the
expansion area shall be based on:
The density provisions in the R -1 section of the city's
zoning regulations as modified by slope density
standards and the city's subdivision design standards
except as modified by the extent of density transfer
permitted by the general provisions of this section.
- A subdivision design which is compatible in character
with the existing neighborhood and which avoids the
creation of significant environmental problems (both
on- and off -site impacts).
27
C 10
Minor Expansion Criteria: Any proposal to annex all or
portions of the minor expansion area must meet the criteria
spelled out in Section C -1 -(c) of the Land use Element text.
As a minimum, the following performance will be required to
meet this criteria:
— Creation of a gravity flow water distribution system
which provides standard service to all parts of the
expansion area and which corrects service deficiencies
in the existing Alrita Street neighborhood.
- Creation of an appropriate landscape transition area
along the urban reserve, where warranted, which is
compatible with existing hillside vegetation.
- Correction of existing downslope drainage problems
related to new residential development within the
expansion area.
(2) Specific Plan or Development Plan Required: It is the city's
intent that a unified development plan be prepared for the
entire minor expansion area. To achieve this objective, the
city will require (1) the preparation of a specific plan; or
(2) the submittal of a planned development prezoning
application (a PD -R -1 application) for the entire area.
The specific plan or the PD prezoning application shall
present information required by Section 9203.5 of the San Luis
Obispo Zoning Regulations.
The specific plan or the prezoning application must be
reviewed and approved by the City Council prior to the
consideration of annexation to the city. Amendments to the
Land Use Element Map consistent with the proposed specific
plan or prezoning application may be processed concurrently.
Annexation of a new subdivision within the urban reserve shall
not be contingent upon the annexation of existing residences
within the urban reserve.
(3) Sensitive Sites: Residentally= designated areas within the
urban reserve line shall be considered sensitive sites which
require approval by the Architectural Review Commission of all
new housing or major additions.
28
d. The Maino -Ma ,nna Area: Includes land west u,,Freeway 101 on the
south slopes of Cerro San Luis Obispo. The northeast slopes of the
foothill bordering Laguna Lake Park, the Royal Oak Inn and the Madonna
Road tourist area is also included.
(1) Use of Land Within the Urban Reserve, South of the Ranch House
Driveway: Development of toiiiist and cultu—ral activities
which complements and expands the existing Madonna Inn
development while preserving the area's visual quality and key
views of Cerro San Luis Obispo shall be encouraged.
The Tourist Commercial Activities: Land within the urban
reserve may be planned for tourist commercial activities.
These activities could include shops, services and offices
catering to the traveling public. A development plan will
specify the precise nature and location of uses in keeping .
with the specific plan. The development will be designed to
be harmonious with the hillside backdrop and to limit
grading to building foundation and pedestrian areas.
Interior Open Space: Agricultural -open space land
associated with adjoining tourist commercial facilities
should preserve the viewshed of Cerro San Luis Obispo.
(2) Use of Land Within the Urban Reserve North of the Ranch House
Driveway: Residential development within the urban reserve
west of the freeway and north of the ranch house driveway is
appropriate subject to the mitigation of excessive noise
levels from Highway 10L. The arrangement of residential units
and the overall density of housing in the area shall be
determined as part of the preparation of the required specific
plan for the planning area.
(3) Program Implementation: The city will undertake the following
for the orderly planning and development of the Maino- Madonna
area:
"SP" Zone Established: Portions of the area within the city
will be rezoned to apply the "SP" (Specific Plan) overlay
district to the base zone (C /OS -20).
Specific Plan Required: Prior to further
resubdivision, annexation or development
area, the preparation of a specific plan
(pursuant to Section 65450 through 65507
Government Code).
29
subdivision,
within the planning
will be required
of the California
- Responsibility for Preparation: The Community
Development Department is responsible for preparing
the draft specific plan. The director will work with
affected property owners and will consider plans and
other studies submitted by them in preparing the
draft plan.
- Content of the Specific Plan: As a minimum, the
specific plan shall present the following
information:
Land Use: The precise arrangement of land uses and
open space consistent with the provisions of this
land use element.
Circulation: The location and general design of
all public and private streets. Improvements to
existing streets and off -site facilities must also
be identified and described. In particular, the
design and funding responsibility and phasing of
the ramps of the Marsh Street interchange will be
presented.
Water and Sewer Systems: The location of water and
sewer mains, pump stations and water tanks and
access roads needed to serve the area.
Parcelization: The design and location of all new
parcels within the area. The plan must identify
any modifications to existing lots of record (such
as lot combinations).
Building Sites: Building sites for all structures
within the planning area.
Open Space Programs: The location and status of
all open space areas and the proposed method for
securing them.
Landscape Restoration: The restoration and
landscaping of the existing road cut on Cerro San
Luis Obispo.
Phasing: A strategy for phasing the future
subdivision and development of the planning area.
Other Information: As determined necessary by the
Community Development Director.
* Planned Development Application Required: A detailed plan
will be required for all development proposals within the
specific planning area. The PD application(s) must be found
consistent with the adopted specific plan. The PD plans are
prepared by the property owners (or their consultants), and
reviewed by the Architectural. Review Commission, the
Planning Commission, and the City Council.
30
(4) Prerequisites for Development: Before any portion of the
designated interim agricultural area south of the ranch house
road is annexed, further subdivided or developed, the
following must occur in addition to the specific plan
described above being adopted:
Water Supply: The securing of water resources beyond that
required to serve the needs of all potential development in
existing incorporated areas.
Prezoning: The prezoning of any proposed annexation area
consistent with the adopted specific plan.
Strategic Planning: City Council review and acceptance of
the Strategic Planning Program.
31
16&
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GENERAL PLAN
Luneta Drive Area '
GP 1034
vi
Exhibit "B" - General, Plan Map Amendments
GENERA_ L PLAN;
High School to Southwood Area
GP 1035, 1036, 1037 1
city of
san WI s OBI spo
Department of Community Development
990 Palm Street /Post Office Box 321, San Luis Obispo, CA 93406
owrwrrtINT N15581
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PROPOSED I
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